Key facts
- SDLT is triggered at completion (or “effective date”), not at exchange of contracts.
- The nil-rate threshold for residential property is £125,000 from 1 April 2025.
- For non-residential property, the nil-rate threshold is £150,000.
- An SDLT return may be required even if no tax is due, provided the consideration exceeds £40,000.
- If you pay a substantial deposit before completion, SDLT may be triggered at that earlier point.
The Effective Date
SDLT is charged on the effective date of a land transaction. In most straightforward purchases, the effective date is the date of completion — the day the purchase is finalised, you pay the balance, and ownership transfers.[2]
The effective date is important because:
- It determines the rates and thresholds that apply (relevant if thresholds are changing)
- The 14-day filing deadline runs from the effective date
- It determines whether the purchaser is UK resident or non-resident (based on 183 days in the prior 12 months)
Exchange vs Completion
In England, property purchases typically involve two stages:[2]
| Stage | What Happens | SDLT Implications |
|---|---|---|
| Exchange of contracts | Buyer and seller are legally bound; deposit paid (typically 10%) | SDLT is not normally triggered |
| Completion | Balance paid; keys handed over; ownership transfers | SDLT is triggered — the effective date |
Exception: If the purchaser takes possession of the property, or a substantial amount of the consideration is paid before completion, the effective date is brought forward to that earlier event. This prevents avoidance through delaying completion.
Substantial Performance
A contract is “substantially performed” before completion if:[2]
- The purchaser (or someone connected) takes possession of the land
- A substantial amount of the consideration is paid (in practice, roughly 90% or more)
When a contract is substantially performed, the effective date is brought forward to the date of that event. If completion later occurs, there may be a further SDLT return to file if the consideration changes.
SDLT Thresholds
SDLT only applies when the chargeable consideration exceeds the relevant nil-rate threshold:[1]
| Property Type | Nil-Rate Threshold | Notes |
|---|---|---|
| Residential (standard) | £125,000 | From 1 April 2025 |
| Residential (first-time buyers) | £300,000 | Until 31 March 2025; reverting to £125,000 from 1 April 2025 (with relief available up to £500,000 — see first-time buyer article) |
| Non-residential / mixed-use | £150,000 | No temporary changes |
When an SDLT Return Is Required
Even if no SDLT is payable, an SDLT return must be filed if:[3]
- The chargeable consideration is £40,000 or more
- The transaction involves a lease for 7 years or more
- The transaction is a notifiable transaction within the meaning of the Finance Act 2003
No return is needed for:
- Transactions below £40,000 where the consideration is entirely monetary
- Exempt transactions (such as property passing on death)
- Transactions in Scotland or Wales
Types of Transaction Caught by SDLT
SDLT applies broadly to any acquisition of a “chargeable interest” in land. This includes:[1]
- Freehold purchases — buying the outright ownership
- Leasehold purchases — buying an existing lease (assignment)
- New leases — SDLT on both the premium and the rent (using NPV calculation)
- Transfers for consideration — any transfer where something of value is given
- Shared ownership — with a choice of market value election or staged payments
Tip: If you are buying a property close to a threshold change date (such as 31 March 2025), the rates applying to your transaction depend on the effective date — normally completion. Exchange of contracts before the deadline does not lock in the old rates unless you also complete before that date.
Frequently Asked Questions
Is SDLT due at exchange or completion?
SDLT is normally due at completion, which is the “effective date” for SDLT purposes. Exchange of contracts does not usually trigger SDLT unless a substantial amount of the consideration is paid or possession is taken at exchange.
Do I have to file an SDLT return if no tax is due?
Yes, in many cases. If the chargeable consideration exceeds £40,000, you must file an SDLT return even if the amount of SDLT is nil. Transactions below £40,000 do not require a return.
Does SDLT apply to land as well as buildings?
Yes. SDLT applies to any “chargeable interest” in land, which includes bare land, agricultural land, and commercial land, as well as buildings and dwellings. The rates differ depending on whether the land is residential or non-residential.
Does SDLT apply to new builds?
Yes. SDLT applies to purchases of new-build properties in the same way as existing properties. The purchase price is the chargeable consideration, and the same rate bands apply.
Further Reading
- What Is Stamp Duty Land Tax? — a broad overview of SDLT
- SDLT Returns: How to File — step-by-step filing process
- SDLT Deadlines & Penalties — the 14-day rule and what happens if you miss it
- Residential SDLT Rates (2026/27) — current rate bands in detail
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